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This analysis uses Suburbs and Localities (SAL) boundaries, which can materially differ from Statistical Areas (SA2) even when sharing the same name.
SAL boundaries are defined by Australia Post and the Australian Bureau of Statistics to represent commonly-known suburb names used in postal addresses.
Statistical Areas (SA2) are designed for census data collection and may combine multiple suburbs or use different geographic boundaries. For comprehensive analysis, consider reviewing both boundary types if available.
est. as @ -- *
2021 Census | -- people
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The Gap (Brisbane - Qld) has an estimated 18,462 residents, up from 17,318 at the 2021 Census — a change of 1,144 people, or 6.6%. Growth has averaged 0.9% a year over five years. Overseas migration accounts for 84.0% of that increase. That puts 1,475 residents on each square kilometre. Population is estimated from ABS Estimated Resident Population releases and GNAF address data, re-based from the 2021 Census and updated annually.
Detail
In the suburb of The Gap (Brisbane - Qld), demographic evaluation combining broader regional ABS releases and AreaSearch validated address counts places the population at approximately 18,462 as of Aug 2026. Compared to the 17,318 people counted in the 2021 Census, this indicates an expansion of 1,144 people (6.6%). AreaSearch calculated this shift from a resident population figure of 18,450 derived from the ABS June 2025 ERP release, alongside 88 validated new addresses confirmed post-Census. Demographic density currently sits at 1,474 persons per square kilometer, tracking higher than the benchmark across national locations reviewed by AreaSearch.
With post-census expansion reaching 6.6%, the locality trails the national average (9.5%) by 2.9 percentage points, highlighting solid local momentum. The primary catalyst for demographic expansion has been overseas migration, which generated around 84.0% of recent population gains. Population projections for the suburb of The Gap (Brisbane - Qld) incorporate ABS/Geoscience Australia SA2 modeling published in 2024 using 2022 baseline figures, while years following post-2032 and any uncovered SA2 districts rely on Queensland State Government 2021-based projections released in 2023. Because the state dataset omits age cohort breakdowns, AreaSearch applies proportional growth weightings aligned with the ABS Greater Capital Region projections published in 2023 from 2022 data. According to this framework, total population across the suburb of The Gap (Brisbane - Qld) is projected to decrease by 110 persons by 2041. Despite this overall contraction, selective age segments are forecast to expand, most notably the 85 and over demographic with an expected increase of 510 people.
Frequently Asked Questions - Population
152 new dwellings have been approved in The Gap (Brisbane - Qld) over the past five years, an average of 30 a year. That is 1.7 approvals per 1,000 residents. Of the 30 dwellings approved in the latest reporting year, 90% were detached houses and the rest townhouses or apartments. Approvals are currently running at an annualised 19, well below that longer-run average. Figures come from ABS building approvals aggregated to this Suburb (SAL) boundary and are updated monthly as the ABS releases them.
Detail
Residential building approvals in The Gap average roughly 30 properties per annum according to AreaSearch ABS data allocations, yielding approximately 152 homes over the past 5 financial years. During FY-25 to date, 19 approvals have been logged. Between FY-21 and FY-25 over the past 5 financial years, an average of 5.5 people relocated to the suburb annually for each new home constructed, creating an environment where demand outpaces supply and typically fuels price increases and buyer competition. Furthermore, with an average construction cost of $1,862,000 per dwelling, residential development remains oriented toward higher-end, premium housing.
On the commercial front, approvals total $1.4 million this financial year, reflecting subdued commercial building activity. Residential building patterns show that standalone houses account for 90.0% of recent approvals while attached dwellings represent 10.0%, preserving the low-density character of the neighborhood for family buyers seeking larger blocks. In addition, an established market profile is underlined by a ratio of roughly 722 people per dwelling approval. Given that the local population is projected to remain stable or decline, residential demand pressures should moderate in The Gap, potentially opening up opportunities for prospective property purchasers.
Frequently Asked Questions - Development
Development applications around The Gap (Brisbane - Qld)
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| Lodged | Address | Description | Type | Distance | Status |
|---|
SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
AreaSearch tracks 6 current infrastructure and development projects inside The Gap (Brisbane - Qld), worth an estimated $1.5 billion. A further 47 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $5.84 billion. 18 are already under construction and 20 are due for completion within three years. The pipeline spans residential development, communities, precincts & urban renewal and transport & logistics. Records are compiled from Infrastructure Australia, state agencies, council planning portals and public announcements, reviewed and updated daily, then ranked by proximity, construction stage, completion horizon and project scale.
Detail
Local growth and performance are significantly shaped by planning projects, major initiatives, and infrastructure upgrades. AreaSearch has identified 12 key projects anticipated to influence the local area, including Tallowood The Gap, Waterworks Road Mixed-Use Development, Childcare Centre - 1019-1023 Waterworks Road, The Gap, and Childcare Centre - 689 Waterworks Road & 6 Greenlanes Road, The Gap.
Professional plan users can use the search below to filter and access additional projects.
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Frequently Asked Questions - Infrastructure
Waterworks Road Mixed-Use Development
Council-approved mixed-use redevelopment of a 5,394sqm site comprising an 86-place childcare centre, health care services, 26 retirement units and 5 additional dwellings across three buildings. The property was sold by receivers in July 2025 following the receivership of K2M Investments No. 2 Pty Ltd. As of mid-2026, no construction has commenced and the approved scheme remains capable of being progressed or amended by the new owner.
Childcare Centre - 689 Waterworks Road & 6 Greenlanes Road, The Gap
Two previous impact assessable development applications for a two-storey childcare centre on the combined site were both withdrawn by the applicants after assessment. Brisbane City Council Development.i continues to list both applications as withdrawn and there is no current approval for a childcare centre on the site. More recent planning activity relates to lot reconfiguration rather than a childcare development.
Childcare Centre - 1019-1023 Waterworks Road, The Gap
The proposed childcare centre development application (A005271157) was refused by Brisbane City Council and the subsequent Planning and Environment Court appeal was dismissed in 2021. Brisbane City Council records continue to show the application as decided and refused, with no current approval or active redevelopment proposal for this site.
Tallowwood The Gap
Completed boutique development of 43 three-bedroom townhouses by Devcorp at The Gap, constructed by SandSky. The project features seven floor plans across a five-acre bushland setting with single or double garages, fully fenced patios, courtyard gardens, floor-to-ceiling sliding doors, reconstituted stone benchtops, and European kitchen appliances. Located approximately 8km west of Brisbane CBD.
The Quarry by Frasers Property Keperra
The Quarry is a 40-hectare masterplanned community by Frasers Property Australia, transforming a former granite quarry into a premier residential neighborhood. Located 9.5km from the Brisbane CBD, the development features over 100,000 new plants, resort-style facilities including ClubQ with multiple pools and a gym, and elevated homesites up to 170m above sea level.
Nature's Edge
Nine luxurious private homes in The Gap, Brisbane, designed by Nigel Fitton, offering city living on the edge of nature with outstanding finishes and fixtures, nestled in leafy bushland, and providing access to nearby amenities like Walkabout Creek Discovery Centre, Enoggera Reservoir, and Mt Coot-tha.
Brisbane Metro
The Brisbane Metro is a high-capacity electric bus rapid transit system spanning 21km of dedicated busway. As of April 2026, the core system is fully operational, featuring the M1 route (Eight Mile Plains to Roma Street) and M2 route (UQ Lakes to RBWH). The fleet consists of 60 bi-articulated zero-emission electric vehicles providing turn-up-and-go services every five minutes during peak periods. Significant infrastructure completed includes the 213-metre Adelaide Street tunnel, a 5-star Green Star charging depot at Rochedale, and the refurbished Victoria Bridge.Current activity focuses on business case development for Stage 2 expansions to Capalaba, Carseldine, Springwood, and Brisbane Airport to support the 2032 Olympic Games.
The Quarry - Keperra Quarry Redevelopment
The Quarry is a 48.7-hectare hillside redevelopment of the former Keperra granite quarry into a premium masterplanned community. The project features approximately 400 homesites integrated with over 40 percent of the site dedicated to open space and bushland. Key amenities include 'ClubQ', a resident-only precinct featuring multiple tiered pools, a state-of-the-art gym, and community entertaining spaces. Construction is ongoing with multiple stages, including the high-elevation 'Summit' and 'Promenade' collections, currently being delivered and sold.
9,556 residents of The Gap (Brisbane - Qld) are employed, from a labour force of 9,891. Unemployment sits at 3.4%, with participation at 65.8%. Weighted for its industry mix, the area's sectors are forecast to grow about 7.2% nationally over five years. That reflects industry composition only and makes no allowance for local population growth. The working-day population is estimated at 15,413, about 83% of the resident population, so more people leave the area for work than travel in. Unemployment and labour force come from ABS Small Area Labour Markets, updated quarterly; the industry and occupation profile is from the 2021 Census.
Detail
Workforce metrics compiled by AreaSearch show an educated local talent pool and a low unemployment rate of 3.4% in The Gap. Employed residents numbered 9,556 as of March 2026, while the local jobless rate settled 0.9% under the 4.3% benchmark seen across Greater Brisbane. Labor force participation reached 65.8%, trailing the Greater Brisbane rate of 70.1%. At the Census, working from home was recorded by 33.8% of workers, a figure shaped in part by Covid-19 restrictions. The largest sectors employing local residents are health care & social assistance, professional & technical, and education & training.
Professional & technical industries are heavily concentrated, employing residents at 1.7 times the regional average, whereas manufacturing accounts for only 3.4% compared to 6.4% across the broader region. Given the disparity between the Census working population and resident workforce, local job opportunities within this primarily residential community remain limited. Over the 12 months to March 2026, AreaSearch aggregation of ABS and SALM figures indicates that local employment contracted by 3.6% and the labour force declined by 2.5%, driving a 1.1 percentage points increase in unemployment. Conversely, Greater Brisbane recorded labour force growth of 3.4% and an employment rise of 3.2%, accompanied by a 0.1 percentage point increase in its jobless rate. Future industry opportunities can also be examined through Jobs and Skills Australia Mar-26 national projections across five and ten-year horizons. Nationally, employment is projected to grow 6.6% over five years and 13.7% over ten years, though individual industry trajectories vary. Mapping these national sectoral projections onto the local employment structure points to potential job growth of 7.2% over five years and 14.7% over ten years in The Gap, noting this illustrative weighting excludes localized population projections.
Frequently Asked Questions - Employment
Median household income in The Gap (Brisbane - Qld) is $2,573 a week (about $134,000 a year), with median personal income at $1,038 a week. ATO records put median taxable income at $64,882 a year against an average of $89,560. Household income is from the 2021 Census; taxable income is from ATO Taxation Statistics for the latest financial year available, indexed forward using the ABS Wage Price Index.
Detail
ATO taxation data for financial year 2023 compiled by AreaSearch indicates that The Gap recorded a median taxpayer income of $64,882 and an average of $89,560, exceeding Greater Brisbane marks of $58,236 and $72,799 to sit among the highest nationwide. Factoring in Wage Price Index growth of 11.36% since financial year 2023, updated estimates reach roughly $72,253 for median income and $99,734 for average income as of March 2026. In the 2021 Census, personal, family, and household earnings placed between the 81st and 92nd percentiles nationally. Regarding distribution, 29.0% of residents (5,353 individuals) earn between $1,500 - 2,999, comparable to the regional level of 33.3%.
High-earning households are prominent, with 42.7% receiving over $3,000 weekly, underpinning local spending capacity. Community purchasing power remains robust with residents retaining 87.9% of income after housing expenses, placing the area in the 9th decile on the SEIFA income index.
Frequently Asked Questions - Income
The Gap (Brisbane - Qld) had 5,914 occupied dwellings at the 2021 Census, 92% detached houses and 1% apartments. 45% are owned with a mortgage, 15% rented and 39% owned outright. At that Census the median rent was $490 a week and the median mortgage repayment $2,253 a month. Rent absorbs 19.0% of household income here and mortgage repayments 20.2%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
Census data reveals that separate houses constitute 92.2% of residential dwellings in The Gap, with semi-detached, apartments, and other properties making up 7.8%, compared to 73.5% houses and 26.5% other dwellings across metro Brisbane. Outright home ownership stands at 39.4%, substantially higher than the Brisbane metro benchmark, while 45.3% of homes carry a mortgage and 15.3% are rented. Housing expenses also track above wider averages; the local median monthly mortgage payment is $2,253 versus $1,863 for Brisbane metro and $1,863 nationally, while the median weekly rent of $490 exceeds the metropolitan figure of $380 and the Australian average of $375.
Frequently Asked Questions - Housing
The Gap (Brisbane - Qld) counted 5,914 households at the 2021 Census, an estimated 6,305 today, averaging 2.9 people each. 44% are couples with children, more than in 87% of areas nationally, against 27% couples without children. 15% of households are people living alone, and families average 1.7 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
Family units constitute 82.9% of local households, featuring couples with children at 44.1%, couples without children at 26.7%, and single parent families at 11.5%. The remaining 17.1% comprises non-family arrangements, with lone person households representing 15.4% and group households accounting for 1.7%. Average household size stands at 2.9 people, exceeding the 2.6 figure recorded across Greater Brisbane.
Frequently Asked Questions - Households
46.9% of adults in The Gap (Brisbane - Qld) hold a university qualification, including 29.6% with a bachelor degree and 12.3% with postgraduate qualifications, higher than 98% of areas nationally. A further 14.1% hold a vocational qualification. 5 schools serve the area, with 3,206 enrolment places and an average ICSEA of 1,129 against a national benchmark of 1,000. Qualifications come from the 2021 Census; school enrolments, ICSEA and results come from ACARA's current release.
Detail
Tertiary qualifications are exceptionally prevalent in The Gap, where 46.9% of residents aged 15+ hold university degrees, outstripping state levels of 25.7% in QLD and 30.4% across Australia to support knowledge-intensive employment. Bachelor degrees comprise 29.6% of attainment, with postgraduate qualifications at 12.3% and graduate diplomas at 5.0%. In addition, technical and vocational credentials are held by 25.4% of residents aged 15+, consisting of certificates at 14.1% and advanced diplomas at 11.3%. Formal study engagement is substantial across the suburb, with 32.7% of the local population actively participating in education.
This cohort comprises 11.0% enrolled in primary education, 11.0% in secondary education, and 6.4% attending tertiary institutions.
Frequently Asked Questions - Education
Schools Detail
Getting around The Gap (Brisbane - Qld) means driving: households keep an average of 1.6 vehicles, and no scheduled public transport appears in the current timetable feeds. Service data is built from operators' published GTFS timetables; vehicle ownership is from the 2021 Census.
Frequently Asked Questions - Transport
Transport Stops Detail
70.4% of residents in The Gap (Brisbane - Qld) report no long-term health condition, a healthier profile than 76% of areas nationally. 4.4% need daily assistance with core activities, and 62.7% hold private health cover. The standardised death rate runs at 4.4 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
Health assessments by AreaSearch based on mortality and chronic condition incidence show positive outcomes across all age categories in The Gap, alongside an exceptionally high private health insurance rate of roughly 63% (11,573 people). This level of private medical coverage exceeds both the Greater Brisbane benchmark of 55.8% and the national figure of 55.7%. Asthma and mental health conditions are the most prevalent reported illnesses, affecting 7.8% and 8.3% of residents respectively, while 70.4% of the population reported no medical ailments, higher than the 69.2% rate for Greater Brisbane. Above-average health metrics extend across residents under 65, while residents aged 65 and over total 3,249 people (17.6% of the area), above the 15.0% proportion across Greater Brisbane.
Senior residents demonstrate strong health indicators that align closely with nationwide benchmarks.
Frequently Asked Questions - Health
25.0% of The Gap (Brisbane - Qld) residents were born overseas and 10.6% speak a language other than English at home. The largest reported ancestries are English (29.4%) and Australian (23.0%). Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
Demographic indicators show solid multicultural representation in The Gap, where 25.0% of community members were born overseas and 10.6% communicate in a language other than English at home. Christianity represents the leading religious affiliation, accounting for 48.9% of residents. The most pronounced demographic overrepresentation occurs in Judaism, which makes up 0.2% of the population compared to 0.1% across Greater Brisbane. The primary reported ancestries based on parental country of birth are English at 29.4%, Australian at 23.0%, and Irish at 11.7%. Furthermore, several other backgrounds show higher local representation relative to regional benchmarks, including Scottish at 9.6% (versus 7.4%), South Australian at 1.1% (versus 0.6%), and French at 0.9% (versus 0.5%).
Frequently Asked Questions - Diversity
The median resident of The Gap (Brisbane - Qld) is 42. 23.2% of residents are aged 15 to 34. Age cohorts are not raw Census counts: the Census split is re-based to the latest ABS population estimates and state projections.
Detail
The age profile of The Gap shows distinct differences compared to Greater Brisbane, with AreaSearch August 2026 estimates recording 28.2% of residents in middle aged and young retiree brackets (45 - 64) against 22.6% regionally, while young to middle aged adults (25 - 44) comprise 19.5% versus 30.6% across Greater Brisbane. The estimated median age of 42 matches the 2021 Census level and stands 6 years higher than the Greater Brisbane figure of 36 from the same Census. Since that Census, young to middle aged adults declined from 20.9% to 19.5%.
Projections to 2041 indicate that retiree and elderly cohorts (65+) will record the highest increase, adding 789 residents (24%) to reach 4,038, whereas child, young adult, and young to middle aged groups are expected to contract.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for The Gap (Brisbane - Qld)
9 of 14 data sections on this page were updated within the last 12 months — the newest current to Oct 2026.
Everything is aggregated to the Suburb (SAL) boundary shown above, on a 2021 Census baseline. Only 3 sections — housing, households and cultural diversity — still wait on the 2026 Census.
The ledger — source, cycle and currency by section
| Section | Source & update cycle | Currency |
|---|---|---|
| Updated within the last 12 months 9 sections | ||
| Population | ABS, GNAF, Geoscience Australia Annual (ABS ERP) | Aug 2026 2 months ago headline measures · 2021 Census baseline |
| Re-based to the ABS Estimated Resident Population (June 2025 release) and updated with new dwellings from GNAF address data. Current to Aug 2026, with the 2021 Census supplying the small-area baseline. | ||
| Age profile | ABS, Geoscience Australia, State governments Annual | Aug 2026 2 months ago headline measures · 2021 Census baseline |
| Age cohorts are re-based to the latest ABS population estimates and state projections, current to Aug 2026. Each cohort is held as a Census baseline and a current estimate. | ||
| Development & approvals | ABS, GNAF Monthly (ABS approvals) | Aug 2026 2 months ago headline measures · Jul 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Oct 2026 this month headline measures · Sep 2026 baseline |
| Sales from the state Valuer General register, refreshed weekly, and rents from quarterly rental bond lodgements. Both are read live each time this page loads, current to Oct 2026. | ||
| Infrastructure projects | Infrastructure Australia, State agencies, Local governments Daily | Jul 2026 3 months ago all 6 projects tracked here |
| Project pipeline maintained continuously from Infrastructure Australia, state agencies, local government and public announcements. Records are added and revised daily; this area was last updated Jul 2026. | ||
| Employment | ABS, DEWR, JSA Quarterly (ABS SALM) | Mar 2026 7 months ago headline measures · 2021 Census baseline |
| Unemployment and labour force from ABS Small Area Labour Markets, current to Mar 2026. The growth outlook applies Department of Employment (now Jobs and Skills Australia) forecasts for all 19 industry divisions to the local industry mix, so it measures sector composition rather than local expansion and makes no allowance for population growth. Job demand comes from the same agency via its Internet Vacancy Index; industry and occupation structure from the 2021 Census. | ||
| Education | ABS, ACARA Annual (ACARA) | Sep 2026 last month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 3 months ago headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Sep 2026 last month all 14 measures |
| Annual and financial-year sources 2 sections | ||
| Income | ABS, ATO Annual (ATO) | FY 2023 3 years ago headline measures · 2021 Census baseline |
| ATO taxable income statistics for FY 2023, indexed forward using the Wage Price Index. Census household income provides the distribution detail. | ||
| Health | ABS, ATO Annual | 2024 2 years ago headline measures · 2021 Census baseline |
| Census-measured — next update: 2026 Census 3 sections No more current small-area source exists for these, so they are labelled as Census-measured rather than implied to be current. | ||
| Housing | ABS 5-yearly (Census) | 2021 Census next update 2026 all 30 measures |
| Households | ABS 5-yearly (Census) | 2021 Census next update 2026 all 18 measures |
| Cultural diversity | ABS, Geoscience Australia 5-yearly (Census) | 2021 Census next update 2026 all 44 measures |
"Currency" is the most recent release feeding that section. Where the Census supplies the structural baseline underneath a current headline figure, the row says so.
How the numbers are built
Population
The Census provides the small-area baseline, aggregated from mesh blocks to this boundary. It is then re-based to the ABS Estimated Resident Population (June 2025 release), and new dwellings built since Census night are counted from address data — 88 validated new addresses here. The headline figure is therefore a current estimate for Aug 2026, not a 2021 count (17,318 at the 2021 Census → 18,462 now). Annual growth rates are compound (CAGR), not simple averages.
Age profile
Cohort shares are not raw Census counts. Every cohort is held as a pair — the Census baseline and a current estimate — and the split is re-based using ERP and state population projections, current to Aug 2026. Median age is the Census median plus modelled change since. Charts that show both are labelled "2021 Census vs Current Estimate".
Property sales
Sourced from the state valuation authority's sales register — current, not Census, and refreshed weekly. Medians are calculated from settled transactions in the period shown; periods with very low transaction counts are flagged or suppressed, because a handful of sales can move a median substantially.
Rents
Derived from state rental bond lodgement data, by dwelling type and bedroom count. Bonds are lodged at the start of a new tenancy, so this reflects new lettings, not the whole rented stock.
Development & infrastructure
Building approvals come from current ABS releases; development applications are collected from council and state planning portals; the infrastructure pipeline is compiled from Infrastructure Australia and local government sources. Applications are matched to this boundary by address or coordinates, so very recent lodgements may not yet appear.
Employment & income
Industry and occupation structure comes from the Census, but the headline labour-market indicators do not. Unemployment and labour force are derived from ABS Small Area Labour Markets (quarterly). The employment outlook applies Department of Employment forecasts for all 19 industry divisions to this area's own industry mix (the agency is now Jobs and Skills Australia), as does the Internet Vacancy Index used for job demand. Because it is weighted on industry composition alone, that outlook carries no allowance for local population growth — in fast-growing areas the real rise in local jobs will typically be higher. Income combines Census household income with ATO taxable-income statistics for FY 2023, indexed forward using the Wage Price Index.
Education, transport & amenities
School enrolments, ICSEA and performance come from ACARA's current release, not the Census. Public transport stops and service frequency are derived from GTFS timetable feeds published by state transport departments. Services and amenities are proximity and count scores built from provider directories, refreshed on their own cycle. The Census contributes only the travel-to-work and qualification measures.
Rankings and benchmarks. Where we rank this area, the comparison set is every area of the same boundary type — suburbs against suburbs, SA2s against SA2s. Benchmarks compare this area against its greater capital city region and the national figure for the same measure and period.
Limits worth knowing. Small areas carry larger error margins, and the ABS introduces small random adjustments to Census counts to protect confidentiality — so totals may not sum exactly. Estimates re-based from regional data describe the area's expected trajectory, not a direct count of it. Figures are indicative for research and are not financial, planning or valuation advice.
Cross-check us. The Census baseline for this boundary is at ABS 2021 Census QuickStats (SAL32790). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.